Three-Story Medical Office
For Sale
Contact for pricing
5440 W Sahara Ave, Las Vegas, NV 89146
C-1 zoned, three-story office building with available medical and traditional office space.
Property Size39,311 SF
Price / SF$165.35
Days on Market210
Property Features for 5440 W Sahara Ave
General Information
Standard status
Active
Size
39,311 SF
Class
B
Total Parking Spaces
142
Property subtype
Office
Zoning
C-1
Occupancy
89%
Lease Type
NNN
Net Operating Income
$424,293
Additional Details
Road Access
Yes
Amenities
panoramic views
monument and building signage
Building Details
Year Built
1998
Buildings
1
Stories
3
Tenancy
Multi
Listing Agency:
LOGIC Commercial Real Estate
Listed By:
Adrian Pak · License #NV 0200217
(702) 538-6802
Source:
Crexi
Added: Feb 11
Changed: Sep 8
Last Checked: Jul 22 at 1:41AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LOGIC Commercial Real Estate
Investment Insights
Based on property information with market context.
This three-story office building was built in 1998 and offers available medical and traditional office space. The top floor features panoramic views. Monument and building signage are available, supporting tenant branding and visibility.
The property is located in a vibrant corridor with frontage on W. Sahara Avenue. A heavy medical tenant mix is noted for the area. Zoning is C-1.
Parking is available with 106 surface spaces and 36 covered spaces, or 3.6/1,000 SF as provided. The offering is described as currently undergoing an NNN conversion while rents are reported as under market.
The property is located in a vibrant corridor with frontage on W. Sahara Avenue. A heavy medical tenant mix is noted for the area. Zoning is C-1.
Parking is available with 106 surface spaces and 36 covered spaces, or 3.6/1,000 SF as provided. The offering is described as currently undergoing an NNN conversion while rents are reported as under market.
Key Highlights
- Available medical and traditional office space for lease: ±873 to 10,359 SF
- Heavy medical tenant mix on a vibrant corridor with frontage on W. Sahara Avenue
- Three‑story office building (year built 1998) with panoramic views on the top floor
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$520,792
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.01%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$10,415,840
$10.4M
Cap Rate 7%
$7,439,886
$7.4M
Cap Rate 9%
$5,786,578
$5.8M
Market Conditions
NOI Build-Up for 39,311 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$943.5K $24.00/SF
− Vacancy
−$75.5K −$1.92/SF
EGI
$868.0K $22.08/SF
− OpEx
−$347.2K −$8.83/SF
NOI
$520.8K $13.25/SF
Area
Las Vegas, NV
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
40.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$10,415,840
Cap Rate 7%
$7,439,886
Cap Rate 9%
$5,786,578
Alternative Uses
Best Use
Office B
$8.64M
$7.56M – $10.08M
NOI $604,996 @ 7.0% cap · market cap 9.31%
Second Best
Healthcare Medical
$7.44M
$6.51M – $8.68M
NOI $520,792 @ 7.0% cap · market cap 8.01%
Theoretical Best
Specialty Retail
$13.58M
$11.89M – $15.85M
NOI $950,853 @ 7.0% cap · market cap 14.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,348
Businesses Nearby
Explore this area
Business Placement
Demographics for 89146, NV
19,777
Population
8,385
Households
2.4
Avg Household Size
40
Median Age
25%
College-Educated
86%
High-School Grad
4.8 sq mi
ZIP Area
4,120
Density / Sq Mi
$64,330
Median Household Income
$38,121
Median Earnings
$1,407
Median Rent
$432,700
Median Home Value
Market
Vacancy Rate% for Office in Las Vegas, NV
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - C-1 zoned, three-story office building with available medical and traditional office space.
Where is this office units located?
The property is located at 5440 W Sahara Ave Las Vegas, NV.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: Available medical and traditional office space for lease: ±873 to 10,359 SF; Heavy medical tenant mix on a vibrant corridor with frontage on W. Sahara Avenue; Three‑story office building (year built 1998) with panoramic views on the top floor
